25 May 2017 · Planning Committee (presented by Mr Edmond Riley)
Field 411194, Rowany Drive, Port Erin, Isle Of Man, IM9 6pa
Port Erin Commissioners applied to convert an unused grassy field at Rowany Golf Club, sloping upwards from Spaldrick Promenade, into a glamping site with 10 prefabricated timber dome-shaped pods (each 6m x 4m x 3m high, accommodating up to 5 people, with ensuite facilities, decking and BBQ pits) terraced on either sid…
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The officer concluded the proposal conflicted with the site's zoning as 'Open Space for particular purposes - Golf Course' under the recently adopted Area Plan for the South, which protects golf cours…
General Policy 3
Presumes against development on land zoned Open Space for particular purposes (Golf Course) except buildings associated with recreation/maintenance; proposal for glamping/tourism does not qualify as exception, conflicting with zoning.
General Policy 2
Requires development to respect site/surroundings (b), not adversely affect landscape/townscape character (c), not harm neighbour amenity/locality character (g), not prejudice adjoining land per Area Plan (k); failed on visual/character harm, neighbour amenity, though k not decisive for Site 20.
Business Policy 11
Tourism development must accord with sustainable objectives and countryside protections applied equally; glamping need acknowledged by DED but policy conflicts (zoning, amenity) outweighed support.
Environment Policy 22
Prohibits development unacceptably harming amenity via noise/light pollution (iii); potential BBQ/guest noise failed this test despite management proposals.
Transport Policy 7
Requires parking per standards; 10 spaces in surplus golf car park deemed sufficient, no highway safety issue.
Business Policy 1
Encourages employment growth if according with other policies; tourism jobs positive but subordinate to zoning/amenity harms.
Supports: need for high quality glamping to enhance accommodation range per Destination Management Plan 2016-2020; niche growing market; fits Island's profile.
no objection (in support as applicants)
Supports: mutually beneficial; glampers can use clubhouse/golf; car park underused.
Tourism Division of the Department of Economic Development and Port Erin Commissioners fully support the glamping pod campsite proposal, while Highways Division defers pending evidence on car parking availability.
Key concern: no evidence that car parking spaces are surplus to golf club requirements
Department of Economic Development Tourism Division
SupportIn conclusion the Quality and Service Team at Isle of Man Tourism, Department of Economic Development fully supports the above planning application.; The department has identified the need for additional, high quality glamping sites, to enhance the alternative accommodation offering on the Island.; The need for 'glamping pods' is further supported by the Department's commitment within the Enterprise Act 2008 highlighting 'developments of new and existing alternative accommodation sites including pods' as eligible for support and encouraged.
Port Erin Commissioners
SupportThe Board of Port Erin Commissioners at their Meeting held on the 14th March 2017 considered planning application PA 17/00254/B, at which it was resolved to support the application.
Department of Infrastructure Highways Division
No CommentPlease defer this application until evidence has been provided regarding the parking situation.; The car parking has been provided within the existing car park however there is no evidence that these spaces are surplus to the golf club's requirements.
The original application for change of use of part of a field to a campsite with 10 glamping pods and a welcome centre on Rowany Golf Course was refused for harming the open character/natural appearance and neighbouring living conditions. The appellant, Port Erin Commissioners, argued economic benefits, tourism support, minimal visual and amenity impact with management, and cited a precedent campsite approval. The inspector found tourism benefits but concluded the development would erode the 'green corridor', unacceptably harm residential amenity due to noise/smoke proximity (18m to nearest house), and prejudice future residential development on adjacent Site 20, contrary to zoning and policies. The Minister accepted the inspector's recommendation to dismiss the appeal on 21 August 2017.
Precedent Value
Reinforces that zoning for open space (esp. green corridors) strictly limits tourist development even with benefits; proximity <20m to housing poses high risk for holiday lets despite management. Applicants should prioritise sites outside sensitive landscapes and farther from dwellings.
Inspector: Michael Hurley
